I do out of state investing and am competent in understanding how to get financing, how to build a rehab team which consists of people on the ground that perform due diligence, contractors, realtors, wholesalers and stagers.  

maybe have them send you pictures of before and after to back up the work performed, I don't know too many people that don't have a cel phone.Use technology whenever possible 

Here @ BiggerPockets.com, Brandon Turner has also mentioned you could call the bank and explain to them that this is a 'performing note' and maybe that would help call them off but wondering if anyone has dealt with similar situations?

will rent be high and consistent enough to meet my 15% ROI minimum ?

If there's already an auction date, you wouldn't have time for a specific performance action anyway.  

What you are looking for is a real estate savvy CPA who can also talk about nexus rules and potentially perform a nexus study for you.

In 2012, at the suggestion of my financial advisor, I picked up a couple rental properties in Highlands Ranch and they've performed quite well.  

I am about to jump into the "pool" of direct mail marketers...yup, as the distressed property owner sorts through his mail, over the trash can looking for utility bills....and throws away all those yellow letters etc....I'm actually going to spend some hard earned money to be one of those letters....with the hope that someone on my mail list chooses to open the letter, or read the postcard and call me to see if I can help them out of their financial situation.I've asked a lot of questions....watched videos....read articles...and given it a lot of thought.I need a list that I can mail to on a consistent basis..I'm thinking once a month for six months...then move on to a new list.The criteria I plan to use:single family and multi family propertiesowned for at least 10 yearshave a trustees sale notice recorded within the last three monthsMaricopa CountyIs this a perfect list?

He was consistently ranked as one of the top originators during his tenure at BMC.Mr.

When I order windows, I let them tell me what day they will come, give me a lead time, and give me an install date on their quote, I give back my contract with 1 week allowance from their install date and 100/day penalty if they don't perform.